404 S Dorothy St · Wiggins, MS 39577

$192,500

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 43 Days on market

Built 1978 0.41 ac lot $162/sqft · 9% above area Est $215k · 11% under

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.3/15.0
• Cash flow +4.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extensively remodeled home on quiet cul-de-sac. This home has new appliances, all new luxury vinyl tile flooring, with no carpet. located in Wiggins only minutes from Walmart, Post Office, Schools and Memorial Hospital Stone County.

Key facts

• 0.41 acre lot
• 2 parking spots
• Built 1978

Property features AI

Finance

• Other: Lot approximately 0.41 acre (about 17,860 sq ft); dimensions 105 x 184.32 x 106.96 x 163.94

Exterior

• Parking: 2-car carport; Driveway with paved access
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Fiber to the house
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick veneer and siding with solid masonry; Asphalt shingle roof; Slab foundation; Built per assessor records
• Exterior features: Patio; Front porch; Back yard fencing; Level lot

Interior

• Kitchen: Free-standing electric range
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Walk-in closets; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (47.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (53.5% below list).
• Recommended offer: $90k (53.5% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 4.5% in Wiggins — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#58 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, crime D, amenities F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,500 (53.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.46% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.55%
• DSCR: 0.49
• GRM: 17.9

CMA / ARV

• ARV (median comp): $215,449
• List price: $192,500
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 W College Ave	0.35mi	2/1.0 (-1)	1,100 (-8%)	15mo	$169,000	$154	54
620 W Border Ave	0.49mi	3/2.0	1,120 (-6%)	16mo	$125,900	$112	50
926 Whispering Hollow St	0.31mi	3/2.0	1,342 (+13%)	18mo	$225,000	$168	45
703 James Ave	0.68mi	3/1.5	1,360 (+14%)	17mo	$157,900	$116	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -37.5%
• Equity multiple: -0.19×
• Total profit: $-64,297
• Equity at exit: $28,702

10-year hold

• IRR: -55.2%
• Equity multiple: -0.83×
• Total profit: $-98,754
• Equity at exit: $16,644

Cash invested: $53,900 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39577

• Home prices YoY: -30.1%
• Active inventory: 70
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-519

Break-even live

Break-even rent $1,552

Max offer price $100,824

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Braxton Ave Unit 7 Wiggins, MS	2.0	1.0	750	$895	$1.19	21d	1	0.96mi

Listing history 20 events

1. 2026-06-18
   days on market $192,500 Active 43 DOM
2. 2026-06-17
   days on market $192,500 Active 42 DOM
3. 2026-06-16
   days on market $192,500 Active 41 DOM
4. 2026-06-15
   days on market $192,500 Active 40 DOM
5. 2026-06-13
   pricedays on market $192,500 Active 38 DOM
6. 2026-06-12
   days on market $199,500 Active 37 DOM
7. 2026-06-09
   days on market $199,500 Active 34 DOM
8. 2026-06-08
   days on market $199,500 Active 33 DOM
9. 2026-06-07
   days on market $199,500 Active 32 DOM
10. 2026-06-07
    days on market $199,500 Active 31 DOM
11. 2026-06-04
    days on market $199,500 Active 28 DOM
12. 2026-06-02
    days on market $199,500 Active 27 DOM
13. 2026-06-01
    days on market $199,500 Active 26 DOM
14. 2026-05-31
    days on market $199,500 Active 25 DOM
15. 2026-05-06
    listed $199,500 Active 1049-char remark
16. 2020-03-10
    soldstatus 232-char remark

    Show marketing remark (232 chars)

    Extensively remodeled home on quiet cul-de-sac. This home has new appliances, all new luxury vinyl tile flooring, with no carpet. located in Wiggins only minutes from Walmart, Post Office, Schools and Memorial Hospital Stone County.

17. 2020-02-25
    listed $133,500 232-char remark

    Show marketing remark (232 chars)

    Extensively remodeled home on quiet cul-de-sac. This home has new appliances, all new luxury vinyl tile flooring, with no carpet. located in Wiggins only minutes from Walmart, Post Office, Schools and Memorial Hospital Stone County.

18. 2019-08-09
    soldstatus

    Show marketing remark (179 chars)

    Don't miss out on this property. 3 bedrooms and 2 bathrooms. Fireplace with fenced in yard. Make this property your own! The seller must comply with HUD guidelines 24 CFR 206.125.

19. 2019-03-24
    listed $71,250

    Show marketing remark (179 chars)

    Don't miss out on this property. 3 bedrooms and 2 bathrooms. Fireplace with fenced in yard. Make this property your own! The seller must comply with HUD guidelines 24 CFR 206.125.

20. 2005-02-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,636 · $136/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,740
• − Mortgage interest: −$10,783
• − Property taxes: −$1,636
• − Insurance: −$962
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$5,600
• Taxable loss: −$9,960
• Est. tax savings @ 24.0%: +$2,390
• After-tax cash flow: $-3,837/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Wiggins

• Score: 68/100
• State rank: #58
• US rank: #9290

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wiggins, MS
• Population (ZIP): 10,488

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.19%
• Current HPI: 158.2419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+170.2% since first listed

7 events — show timeline

• 2026-06-12 Price Changed $192,500 MLSU
• 2026-05-06 Listed $199,500 MLSU
• 2020-03-10 Sold (MLS) — MLSU
• 2020-02-25 Listed $133,500 MLSU
• 2019-08-09 Sold (MLS) — MLSU
• 2019-03-24 Listed $71,250 MLSU
• 2005-02-18 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,636 · +9.0% YoY. Source: county tax records.